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Thoughts on sealcoated lot

Discussion in 'Commercial Snow Removal' started by sven1277, Mar 1, 2012.

  1. sven1277

    sven1277 Senior Member
    Messages: 498

    This is our second year maintaining a large apt complex. It is set up as one main loop with 11 cul-de-sacs off it. Each unit has a short 1 car length drive and equally short front walk. This past summer, they sealcoated the entire property. Last year, I studded the tracks on my ss. Couldn't do that this year. I have gone out to check for icy conditions after rain on 2 separate occasions this year. The only property that needed deicing was this one. I don't like sealcoating pavement for winter maintenance purposes at all.
  2. Winter Land Man

    Winter Land Man Senior Member
    Messages: 723

    What's the question exactly? :confused:
  3. salopez

    salopez Senior Member
    Messages: 876

    it is surprising that the sealcoated lot had more ice than the others. usually the darker black (due to sealer) provides more radiational heating reducing ice.

    other than that there shouldnt be a difference. plow and salt as normal. if the complex allowed for the propper drying time before traffic all should be good.
  4. brianbrich1

    brianbrich1 PlowSite.com Addict
    Messages: 1,102

    Not sure what the question is. Did you have to deice it because it was slippery while wet or did it have actual ice across it. Sealer will make aspalt melt snow and ice more quickly than un sealead asphalt. If it was just wet and slippery it is because the contracter did not use a good sand # to gallon ratio ( if they used any at all) which is industry standards on multi residential or commercial property.
  5. sven1277

    sven1277 Senior Member
    Messages: 498

    What I noticed was that the sealcoat fills the pores in the asphalt. It rained during the day then temps dropped below freezing that evening. None of my non sealcoated properties were slippery, but the really smooth seal coated surface was slippery from ice because the water stayed on top of the surface. I didn't really have a question with the first post, just some observations.
  6. brianbrich1

    brianbrich1 PlowSite.com Addict
    Messages: 1,102

    It was smooth and slippery because there was no sand in The sealer...
  7. CGM Inc.

    CGM Inc. PlowSite Veteran
    Messages: 3,598

    Old, cracked pavement is by far the best to keep ice free!
    I see the same problem on new pavement, never seems to dry up as quickly and
    the oil in the asphalt keeps everything slick for a couple days longer over old or unsealed asphalt.
  8. sven1277

    sven1277 Senior Member
    Messages: 498

    I had no idea that sand was an ingredient in the sealer.
  9. SSS Inc.

    SSS Inc. PlowSite Fanatic
    Messages: 14,376

    Depending on the property we add anywhere from 3-5 pounds per gallon. You can really tell the difference when no sand is added at all. The sand does very little however if ice has actually formed. Doesn't take much ice to cover the small sand pieces. The sand does play a big roll when the pavement is just wet.
  10. merrimacmill

    merrimacmill PlowSite.com Addict
    from MA
    Messages: 1,823

    I have one 7 acre lot that is seal coated and I notice the same thing. Freezes before any other lot, dries off slower than any other lot, and when it ices, the ice is much worse than even the lot I do next door to it which isn't seal coated.

    Just keep on it, take ground surface temp readings, and account for it next bidding season.